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Property profile & analytics
OFF-MARKET
Estimated value
$71,475,000
High-rise multifamily apartments
555 Goddard Blvd King Of Prussia, PA 19406-1697
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-5165926
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2018
Total area
493,690 SF
Lot
4.75 ac (206,910 SF)
Zoning code
AG
APN
58-00-17495-01-8
UPID
US73-5165926
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pegasus Financial Planning Financial Advisor
-
Main Line Health KOP Medical Group
-
MEIHARBE JUS MIDCENTURY Production Facility
-
Music Lessons with Lori Zimmerman Tutoring Service
-
AVE King of Prussia Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$92.35M
Blend (final)
Blend
$71.48M
Owner & transaction history
Kci Valley Forge Owner LLC · 4 yrs held
Kci Valley Forge Owner LLC
since 2021
1 recorded transaction
Zoning & alternative use
AG · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$93.9M
+31.9%
Medical building
$77.8M
+9.3%
Warehouse, storage
$77.1M
+8.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs King Of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King Of Prussia submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$71,225,000
Current use
OFFICE BUILDING
$93,915,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$77,815,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$77,085,000
Change: +8% · Conversion: Difficult
RESTAURANT
$69,295,000
Change: -3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$64,350,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$71.48M
Range $64.33M – $78.62M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$145 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$961,066
Tax year 2023
Assessed value
$31,185,220
Assessed 2024
Previous assessed
$31,185,220
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$31,185,220
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2018
Heating
NONE
Cooling
NONE
Units
273
Total area
493,690 SF
Lot
4.75 ac (206,910 SF)
Zoning code
AG
APN
58-00-17495-01-8
UPID
US73-5165926
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
AG · King Of Prussia, PA
Zoning AG · permitted uses
AG · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$71.2M
OFFICE BUILDING
Est. value
$93.9M
MEDICAL BUILDING
Est. value
$77.8M
WAREHOUSE, STORAGE
Est. value
$77.1M
RESTAURANT
Est. value
$69.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$64.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2018
Heating
NONE
Cooling
Yes
Units
273
Lot
4.75 ac
Current owner
From public records · entity-resolved
Kci Valley Forge Owner LLC
Entity
Mailing address
580 W GERMANTOWN PIKE STE #200, PLYMOUTH MEETING, PA 19462-1313
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2021
—
Kci Valley Forge Owner LLC
—
Deed
related
$71,637,000 · M&t Realty Capital Corp
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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